PORTO MONTENEGRO M2 MARINA BUILDING

“SEASCAPE”
M 2 MARINA BUILDING

FLOW ARCHITECTURE proposal for Marina Operations Building Architectural Competition; Porto Montenegro – June 01, 2013 page # 2
ARCHITECTURAL CONCEPT PRESENTATION
M2 - MARINA OPERATIONS BUILDING
PORTO MONTENEGRO
Despite the fact that, due to our late engagement, with only 10 working
days to complete this presentation, our design for Marina Operations
Building aspires to be an exemplar sustainable and sculptural
architecture
Please find our Architectural Concept Competition Submission for the M2
–CUSTOMS /POLICE/ HARBOR MASTER & MARINA OPERATIONS
BUILDING. The strength of our design lays in our diverse project
experiences which include a full range of architectural and interior design
services, driven by a thorough understanding of our clients' goals.
As Montenegrin natives with extensive international practice in
hospitality, our local presence brings an understanding of the cultural and
business climate needed for the successful completion of development
projects in Montenegro. In addition, our operational presence in California
guarantees investors the kind of service, professionalism and integrity
that they demand.
We bring an exceptional range of innovative projects that exceed
expectations and offer the highest quality experience. We have sought to
create a high-quality concept, appropriate to this unique site and look
forward to working with you on this unique improvement of Porto
Montenegro.
We are grateful to be part of your competition choice and please, feel
free to contact me directly should you require further information.
Respectfully,
Tatjana Milana Nikcevic
+ 382 68 288 885
http://www.flowmn.com
http://www.wix.com/flowmn/it

THIS DOCUMENT PRESENTS FLOW ARCHITECTURAL DESIGN RESPONSE TO THE MARINA OPERATIONS BUILDING COMPETITION
INDEX
04 LOCATION
04 GEOGRAPHY
05 THE SITE
05 CLIMATE
05 WINDS
06 TIVAT’S CLIMATE CHARTS
07 PORTO MONTENEGRO - VIEWS
08 STRATEGY
09 INSPIRATION
10 COMPLETED WORK
11 SOLUTION - Renderings
12-13 ICON OF PORTO MONTENEGRO
14 -15 CONCEPT DESIGN – MODEL - Renderings
16 YACHT SCULPTURAL BUILDING- Renderings
17 BRIEF
18 ARCHITECTURAL DESIGN - Renderings
19 BUILDING DESCRIPTION - Renderings
20 MASTERPLAN
21 BUILDING LAYOUT
22- 26 FLOOR PLANS
27 CROSS SECTION
28 BUILD-IN SUSTAINABILITY
28 INTELLIGENT SITE
28 MATERIALS
29-31 BUILDING ORGANIZATION
32-37 FLOW ARCHITECTURE – PREVIOUS WORK

LOCATION
Montenegro lies on the coast of the Adriatic Sea in Southeastern Europe. Although a small country, Montenegro is very diverse regarding the terrain
configuration, which ranges from high mountains in the northern part of the country to karst segment in the central and western parts and a narrow
coastal plain. The mountains of Montenegro include some of the most rugged terrain in Europe.
• Full name: Republic of Montenegro
• Population: 598,000 (UN 2008)
• Administrative capital: Podgorica
• Area: 13,812 sq km (5,333 sq miles)
• Main religions: Christianity, Islam
• Languages: Serbian, Montenegrin
• Currency: €
• Country comprises 293km of coastline.
• 73km of this coastline is beach.
• The highest mountain is Babin kuk (Mount Durmitor, 2,522m).
• The largest lake is Lake Skadar (390km2), located about 45 min by road from the site.
• The deepest canyon is Tara (1,300m).
• The Montenegrin hills are sources of bauxite, lead, zinc, betonite and cement marl.
• Natural gas has been found under the sea.
• The rivers of Montenegro have enormous potential as a source of energy (115kw per 1m2. Source: Montenegro Tourist Guide).
• The country was declared an ‘ecological state’ in 1991.
The nearest town to the site is Tivat, a bustling coastal settlement situated on a picturesque promontory with a double harbor on either side.
GEOGRAPHY
Tivat is located in the central part of the Boka, south of mount Vrmac. The municipality lies mostly south of the town, and has an exit to open sea at the
tourist location Pržno inlet near Radovići village to the south. Its central part, where Tivat Airport is located, lies in fertile Grbalj valley. The airport is
located near the isthmus of Luštica peninsula, which belongs to the municipality of Herceg Novi for the most part.
Its geographical position, climate and natural beauty make it an attractive tourist destination. Boka was described and celebrated in verse by many
poets, writers and scientists. American Boyd said: ”God made the world in six days, and on the seventh day he took his time and created this fjord
under Lovcen.” With its mild Mediterranean climate, evergreen and rich flora, many sunny days and calm sea in the bay, Tivat is equally suitable for
summer and winter holidays.
Tivat has about 14,000 inhabitants. It is 19 kilometers away from Herceg Novi, 17 km (10.56 mi) away from Kotor, 23 kilometers away from Budva, 80
kilometers from Dubrovnik and 90 kilometers from Podgorica.
Geomorphologically, Tivat is composed of three areas. The first is the hills and peaks of Vrmac, Velji Vrh (710m) and Popova glava (584m). Water
activity formed capes Seljanovo, Pakovo and Racica. The second area is Tivat field, flattened by water activity. The third area is Krtoli with islands –
Island of Flowers, St Marco, and Lady of Mercy which is bordered by Topljansko-Novski bay on the north-west and to Grbalj area on the south-east.

THE SITE
Balancing the lavishness of a waterfront view and charm of a Porto Montenegro
master-planned luxury community, serves up an exclusive sea getaway. It is a
different kind of Montenegro development. You won’t find crowded beaches,
Spring Break parties, and an abundance of vendors or loud music, in its unique
culture and ambiance of unhurried ease. Instead you'll find beautiful views,
breathtaking seascapes, fine lifestyle, sophisticated lifestyle and unsurpassed
intimacy. This is the most secure form of foreign property ownership available in
Montenegro.
This luxury setting is located on one of the most desirable land in the area.
Prime land, combined with careful planning creates an environment where
home values hold up extremely sound. Security, tranquility, excellence in
design and construction and amenities make Porto Montenegro the ideal
location for the most luxurious Adriatic home.
CLIMATE
The coastal regions of Montenegro enjoy a Mediterranean climate with hot, dry summers and mild, sunny winters. The coldest months of the year
are December and January when temperatures can drop to around 7°C at night. In July and August, the hottest months, temperatures peak
between 30-35°C. Sea temperatures range from 25-28°C in summer, with November being the wettest month.
The Bay of Kotor lies within the Mediterranean and northwards the humid subtropical climate zone, but its peculiar topography and the high
mountains make it one of the wettest places in Europe, with Europe's wettest inhabited areas (although certain Icelandic glaciers are wetter[2]
). The
littoral Dinarids and the Prokletije mountains receive the most precipitation, leading to small glaciers surviving well above the 0 °C (32 °F) mean
annual isotherm. Just as the monsoon rain of eastern Asia is seasonally distributed, so too November thunderstorms sometimes pour large
amounts of water in several days, while August is frequently completely dry, leading to forest fires. With a maximum discharge of 200 m³/s, one of
the biggest karst springs, the Sopot spring, is a remarkable indicator of this seasonal variation. Most of the time it is inactive but after heavy rain a
remarkable waterfall appears 20 m above the Bay of Kotor.
WINDS
Two wind systems are noteworthy for their ecological significance: Bura and
Jugo. Strong cold down slope winds of the Bura type appear in winter and are
most severe in the Bay of Risan. Gusts reach 250 km/h and can lead to a
significant fall of temperatures in several hours with freezing events
problematic for Mediterranean cultures generally adapted to frost-free
conditions. Bora weather situations are frequent and sailors keep an eye on
the mountains as cap clouds indicate an imminent Bora event. Jugo is a
warm humid wind and is important as it brings heavy rain. It appears
throughout the year but is usually concentrated in autumn and spring.

TIVAT CLIMATE
Elevation: 200 m
Longitude: 018°42'E
Latitude: 42°25'N
ATTACHED YOU WILL FIND A COMPLETE BIOCLIMATE PROGRESS REPORT

PORTO MONTENEGRO - VIEWS

STRATEGY
ARCHITECTURAL MASTER PLAN HAS BEEN DEVELOPED AROUND FOLLOWING:
• USE INVENTIVE CREATIVITY, VISION AND MATHEMATICAL SOLUTIONS FOR
SOPHISTICATED DESIGN, TO INSPIRE THE UNIQUE DYNAMICS OF THE
ARCHITECTURAL VISIONARY FORMS.
• CREATE AN ORIGINAL, DISTINCTIVE AND INNOVATIVE ARCHITECTURAL
STRUCTURE AS A SYMBOL, ICON OF MNE;
• DESIGN TO BE ORIGINAL AND METHODICAL, STRIKING AND PRACTICAL, TO SHOW HOW IMPORTANT SYMBOLISM,
SCULPTURAL ARCHITECTURE CAN BE-SIMPLE IN CONSTRUCTION, WHILE SUGGESTING VISUALLY COMPLEX AND
VIBRANT SCULPTURE;
• EXPAND PORTO MONTENEGRO IN TO THE SEASCAPES- CREATE A PHYSICAL LINK AMONG WATER AND LAND;
• UTILIZE ALL BENEFITS FROM A FANTASTIC LOCATION- AS A “BREATHTAKING” SEA WELCOME POINT;
• CREATE A CHARACTERISTIC RECOGNIZABLE SYMBOL BY WAY OF A SCULPTURAL ARCHITECTURE TO ADD
SIGNIFICANCE AND REPRESENTATION OF PORTO MONTENEGRO (EXISTING VENTURE HAS ONLY LIDO POOL HOUSE AS A
DISTINCTIVE BUILDING, ALL OTHER BUILDINGS STYLES “HAVE BEEN SEEN BEFORE AT ONE PLACE OR ANOTHER”);
• CREATE A NEW IDENTITY FOR JETTY 3-AS FASHIONABLE CHIC, SECLUDED GETAWAY, OUTDOOR LOUNGE BARS,
RESTAURANT, EVENT SPACE AND AN EXCLUSIVE VIP AREA ON THE ROOT OF THE FUEL BERTH JETTY;
• BUILDING TO ACCOMMODATE KEY FUNCTIONS, ‘CUSTOMS/POLICE/HARBOR MASTER & MARINA OPERATIONS’
INCORPORATED INTO THREE STORY BUILDING USING LIGHT CONSTRUCTION PRINCIPLES AND MATERIALS;
• UTILIZING EVERY SQUARE INCH OF THE PROJECT, MAXIMIZE LIGHT, SPACE, SKY AND PERSPECTIVES;
• PROJECT TO BE COMPLEX IN ITS UNIQUE APPEARANCE, YET
STRAIGHTFORWARD TO CONSTRUCT; TO FIND THE BEST AND MOST
APPROPRIATE EXPRESSION OF AN EMOTION, CHARACTERISTIC, AND
ADVANTAGES WITHIN THIS PROJECT.

INSPIRATION
TO MAKE DIRECT CONNECTION TO THE INSPIRATIONAL EXISTING DESIGN APPROACH /STYLE OF THE
EXISTING LIDO MAR POOL BUILDING AND WITH THAT INCORPORATION TO ADD A SIGNIFICANT VALUE
TO THE SITE, WHILE MAKING THE NEW CONTEMPORARY BUILDING A SYMBOL OF THE RESORT.
1. instead of making another design direction - which will create fusion of too many forms within the resort.
2.
3.
4.

COMPLETED WORK BY THE PREVIOUSLY APPOINTED ARCHITECT
Design by Mladen Krekic - BusinessArt
3D MODEL GIVEN IN COMPEITTION BRIEF - FOR BETTER UNDERSTANDING OF THE AREA

FLOW ARCHITECTURE SOLUTION:

MARINA M 2 BUILDING- A STRONG REPRESENTATIVE CHARACTER OF THE SUPER YACHT MARINA
PORTO MONTENEGRO
“SEASCAPE”
GLOBALLY RECOGNIZED ICON OF THE PORTO MONTENEGRO
A PINNACLE OF A SCULPTURAL ARCHITECTURE AND AN EMBLEM OF SUPER YACHT MARINA

“SEASCAPE” – MARINA M 2 BUILDING
The proposed concept applies time-tested construction in an innovative sequence of graceful motion architecture to deliver the
impressive effect of extending construction throughout the water side.
Turning smart thinking into innovative designs, we expressed the essence of the Porto Montenegro,
presentation of the Montenegrin aspiration and ambition. The intent of our architecture is to create and
experience that ranges from wonder and appreciation of the surprise effect and blend of effortless comfort,
determined by our efforts to construct a perfect balance between our vision, form, function, budget and our
client’s needs and wishes. Emerging from the setting, shaped by water temperament, our design creates an
Innovative solution to the provision of effortless, graceful and efficient design.

DESIGN
Flow architecture configuration of this project indicates the legacy of Porto Montenegro - the super yacht marina.
All of these constitute an appealing seascape and becomes a new scene in Porto Montenegro’s tallying with the substance that
coexistence of heritage, extravaganza and modernization through the opportunity of blending architecture with the environment.
The ecological development is the key point or the pith of the presentation for the principles set up for the design work of the “Marina
Operations Building” project covered with the latest type of photovoltaic cells integrated in to the balcony floors and railings.
This proposal is intended to meet all objectives using the symbols of Porto Montenegro in design and comprehensive awakening
throughout the smart stylish sculptural architecture.

MARINA M 2 BUILDING
GOAL IS TO FIND THE BEST AND MOST APPROPRIATE EXPRESSION OF AN EMOTION, CHARACTERISTIC,
AND ADVANTAGE THAT INSPIRES THE UNIQUE DYNAMICS OF THE ARCHITECTURAL VISIONARY FORM
PHOTO OF THE MODEL

“SEASCAPE” – MARINA M 2 BUILDING
A WORLD-CLASS PROJECT WITH A CREATIVE APPROACH, DESIGN EXCELLENCE AND A VISIONARY OUTLOOK FOR THE FUTURE.
PHOTO OF THE MODEL

THE BRIEF
• THE ACTUAL BUILDING IS RECTANGULAR SHAPE BOX, WRAPPED WITH INVENTIVE DESIGNED BALCONIES AND STAIRS TO
GIVE IT A SCULPTURAL LOOK AS A RECOGNISABLE SYMBOL FOR THE SUPER YACHT MARINA;
• ALL OUTSIDE STAIRS AND TERACES ARE EXTENDING TO JETTY 3;
• BUILDING UTILIZES ALL INCREDIBLE VIEWS OF PORTO MONTENEGRO BERTHS AND THE SEA- A BREATHTAKING
UNINTERRUPTED COASTAL VIEWS;
• THE BASE FLOOR AND TERRACES ARE DEDICATED TO PUBLIC AREAS AS THEY BENEFIT FROM INCREDIBLE VIEWS, THUS
CREATING A FEELING OF ‘FLOATING’ IN MID AIR.
• DESIGNED TO BE AS SELF-SUFFICIENT AS POSSIBLE, THE SCHEME INCORPORATES NATURAL VENTILATION AND GREY
WATER RECYCLING, SOLAR THERMAL COOLING, PHOTOVOLTAIC SYSTEMS, ETC..
• ORIENTED TO ENSURE THAT INTERIOR SPACES ENJOY VIEWS OUT OVER WATER WHILE BENEFITING FROM MAXIMUM
LEVELS OF NATURAL LIGHT. THE DISTINCTIVE STRUCTURE IS INSPIRED BY THE SYMBOL OF THE PORTO MONTENEGRO;
REASONS WHY / COMPETITIVE ADVANTAGE
• icon of the coastline
• state-of-art architecture

ARCHITECTURAL DESIGN
The building is awe-inspiring. Through the use of massive terraces, the building alone appears weightless as a benchmark building that sets the bar
as to what sculptural architecture is and can be and inspired to imagine what is possible not only within architecture but as a society as a whole.
An almost entirely glass building it allows occupants to be comfortably inside while completely enveloped within nature of seascape with a feel of
being in a luxury yacht approaching harbor. This approach combines spectacular design with innovative sustainable technology and simplicity of
actual building to create an unparalleled living and leisure environment. This quality ‘statement’ building not only provides for effective joint marina
operation/management and custom/police/harbor services, but also draws focus and attention, that cements Porto Montenegro’s position as a
leading super yacht marina. The requested atmosphere we placed in front of us as the “Great Quest” was the one that brings together the tranquility
of the local experience, the view to the sea horizon, to the small secluded seascape with the contemporary ways of pampering (indulging) in the
modern structured building.
The facilities housed within the building envelope range from Customs /Police /Harbour Master & Marina Operations to luxury restaurants, bars and
sun decks on the JETY 3 extension on the variety of terraces spaces to create striking arrival sea point with leisure amenities.
A MODERN RECTANGULAR GLASS BUILDING ELEGANTLY “HIDDEN” IN THE GLAMOROUS SCULPTURE DESIGNED BY TERACES
AND OUTSIDE STAIRS THAT INCORPORATE THE LATEST THINKING IN ENVIRONMENTAL SCULPTURAL DISTINCTIVE DESIGN
PHOTO OF THE MODEL

BUILDING DESCRIPTION
The building assembly is sculpturally conceived through a symbol and story of Porto Montenegro which makes a distinctive and unmistakable
impression both when it is seen from a distance and from a close up. The facades are simple. Base of the building is rectangular of 90 m2. It
meets all the functional and technical requirements, while providing the sensation architectural achievement. The spatial effect of the building
expands on the extended terraces on the jetty 3. Considering that in the future development phases of the marina, the fuel berth and customs,
police & harbor master functions will be relocated, and this building will be modified for the use of leisure and/or retail, and this architectural design
provides ‘legacy’ value. Advanced with the priority views of Porto Montenegro and Seascapes, this sculptural building has the comfort of being a bit
“secluded” unique building to the rest of the planning, providing intimate and luxury setting, while creating a center of attention for stylish gathering.
Design inspiration of the building significant powerful architecture follows the idea of a metaphor, communicates its future oriented serves not only
as an eye-catcher, but also as the fundamental functional element that become visible, creates exciting perspectives and transparency. Following
the creative and playful character of the building design, the core is conceived as a imposing modern rectangular project of a total base surface of
90 square meters. Upper levels have 105 m2 each, which totals to 300 meter square building. Building is completely planned according to the
contemporary requests of the functionality, as given by the architectural brief to provide natural flow of services, peoples, activities; at the same time
clearly distinguishing zones of users of the specific areas.
As required by architectural brief building is unique design that amplifies contemporary appearance integrated with lighter materials and finishes.
Building concept integrates the canopies on terraces solution above gas stations and gas management building providing shaded area connecting
the two and accessible terrace on top (for alternative use in future). As per program, roof terrace has enclosed area for marina control with 360
views and through it’s outside “wrapping” stairs is connecting lower balcony and terraces extending to the Jetty 3.

MASTER PLAN

BUILDING POSITION LAYOUT

FLOOR PLAN – GROUND FLOOR LEVEL

FLOOR PLAN – 1ST FLOOR LEVEL

FLOOR PLAN – 2ND FLOOR LEVEL

FLOOR PLAN – ROOF

FLOOR PLAN – SOLAR CANOPY

CROSS SECTION

BUILD-IN SUSTAINABILITY
The building appearance is pure composition. Façade, structure and settings blend in to the environment. Building is environmentally integrated
and adapted to the bioclimatic conditions of the area. The structural elements mutually support each other. The spatial effect of the building is
novel and radical and yet simple example of a state-of-the-art immediacy. Design is contemporary /memorable designs features- not seen before-
Unique; environmentally conscious and responsive, while provides inspiring day and night ambience.
We took in to the consideration bioclimatic characteristics of the area, costs of the building, maintenance with a time and requirements needed for
possible future change of function.
Building is designed in accordance with EU Standard. Sound insulation is to be provided fully in accordance with five star buildings standards.
Facade doors and windows can be designed to be made of aluminum according to white and dark blue (or dark brown) color.
The overall look of the building does not follow the design style (stone façade / tile roof) of the existing marina buildings. It is unique structural
symbol. The shape and orientation of the Marina M2 building have been designed to respond to the brief both in terms of views as well as
sustainability.
INTELLIGENT SITE
-Sustainable development
-Self-sustainable project design
-Green architecture
-Energy concerns
-Efficiency of the design elements
-Optimized use of the dock and surrounding natural attractions
-Optimized introduction of new attractions at the Jetty 3
MATERIALS
A number of materials have been looked at including a highly insulated back painted glass panels, tinted glass in a champagne color and anodized
aluminum panels. Through the range of balconies, all facades are inclined to minimize solar gain. This inclination also allows the seascape to
reflect in the surface of the building and add to the visual layering of the skin and the internal spaces shimmering through.
The front façade consisting of a series of central pivoting glass doors with a series of automatic high level pivot vents on the rear wall to allow the
sea breezes to flow through. To the south side, a large bay window/door opens over extended terrace, drawing the surrounding seascape into the
building.
With growing awareness of the environmental impact of tourism and the expansion of eco-tourism, we are particularly keen to ensure that our
building scheme is environmentally and socially responsible. We ensure that this project is as self-sufficient as possible with regard to the use of
natural resources, and makes a positive contribution to its local economy and infrastructure. The building is designed to be permeable with excellent
naturally venting and cooling. The Building offers the potential to include sustainable technology, thus adding to the scheme’s overall energy
efficiency and ultimately reducing the running cost of the development. The two other technologies are heat water pumps and centralized systems
in general, which are necessary components of Thermal Energy Storage.

BUILDING ORGANIZATION - GROUND FLOOR LEVEL:
Area Description Function & Operation Proposed Occupation Area
o Marina Reception & Duty Free Shop - High quality fully serviced office space.
o Lobby & waiting area;
o Reception area/desk for customer contact and bookings
o Yacht Assist/Concierge
o First aid station
o Duty Free Shop area with counter
o Modest Berth Holder/Customer Facilities
o High quality serviced welfare facilities for berth holder use
o W.C.’s 2F & 1M
o Urinals 2M
o Wash Basins 2F & 2M
o Disabled Facilities 1
o Showers 1F & 1M

BUILDING ORGANIZATION - 1ST FLOOR LEVEL:
An innovative concept and structure that allows light to penetrate the offices.
Due to this fact, there is a minimum need for artificial lighting during the day time.
Natural ventilation and air filtration are also some of the features of this construction.
o Customs Reception Area Duel use & customer waiting area
-Shared reception area for Customs Office, Immigration Office and Harbor Master
o Customs office - Shared office space, opening to reception desk
-Independent and secured office
o Police/ Immigration Office - Shared office space, opening to reception desk
o Harbour Master Office
o Small Interview room (Detention room) - Shared across Authorities
o Authority Staff Welfare facilities

BUILDING ORGANIZATION – 2ND FLOOR LEVEL:
o Senior Management Meeting
o Marina Director/Manager Office
o Finance Director/Manager Office
o Administration Centre - Shared office space ~ administrator base & stations
-Book keeper/financial control and assistant
-Marina Safety and Environmental Manager plus Marketing/Sales Manager
-I.T. staff servicing all marina offices
-Shared office with connection/opening to Dockmaster area
-Dockmaster Stations Mid to high quality fully served open plan office space
o Marina Operations Manager
o Marina Supervisor/Senior Dockmaster- Views of marina.
-Shared office area with connection/opening to Administration area.
o Meeting/Board Room
o Marina Staff Mess Room

It is important to provide unique architectural designs when
interpreting a given specific project, not only to be taken in
context of program and the pragmatism that looks at costs
and structural constraints, but rather an artistic view to
aesthetically create a project with a message.
FLOW respects tradition, contexts and programs, apply the
principles of mass and space organization, but, notably avoiding
existing trends of stereotype architecture. Our philosophy states
that uniformity is not obligatory, that all projects should not look
alike.
FLOW is a involved in architecture and interior design specializing in hospitality, commercial, mix-use and residential projects. In 2000
FLOW Architecture was founded and managed in California by Tatjana Milana Nikcevic, in charge of establishing the preliminary and
conceptual architecture and endorsing a strategic direction for the FLOW Company and franchises. FLOW Architecture opened in
Montenegro during 2006 and continued to grow by opening in Serbia during 2008. In 2009 the FLOW franchise licence was formed and
our designs are expanding to other counties now.

FLOW ARCHITECTURAL WORK: RESIDENTIAL

FLOW ARCHITECTURAL WORK: MIX USE COMMERCIAL

FLOW ARCHITECTURAL WORK: HOSPITALITY

FLOW ARCHITECTURAL WORK: SPORTS FACILITIES

PORTO MONTENEGRO M2 MARINA BUILDING

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